HomeMy WebLinkAboutLand Use Case.39551 Hwy 82.A23-93 CASELOAD SUMMARY SHEET
City of Aspen ��j
DATE RECEIVED: 04 09/ .3 L' � PA'N? CASE NO.
DATE COMPLETE: oZ - - - A23-93
STAFF MEMBER: LL
PROJECT NAME: Truscott Place Amendment to Final PUD & Fina Plat
Project Address: 39551 Highway 82 4 SAel:UtT-' /2. 4,, ire
Legal Address: Pa-c,k Ll
APPLICANT: Aspen/Pitkin Housing Office, Tom Baker
Applicant Address: 530 E. Main, Aspen 920-5050
REPRESENTATIVE:
Representative Address/Phone:
Aspen, CO 81611
FEES: PLANNING $ # APPS RECEIVED 19
ENGINEER $ # PLATS RECEIVED 14
HOUSING $
ENV. HEALTH $
TOTAL $
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: 2 STEP:
P&Z Meeting Date� �
4 %1 / PUBLIC HEARING. NO
I
„I__ VESTED RIGHTS: NO
CC Meeting Date 0 ak PUBLIC HEARING: Yg NO
3/ , a VESTED RIGHTS: YES NO
DRC Meeting Date
REFERRALS:
City Attorney Parks Dept. School District
o°. City Engineer Bldg Inspector Rocky Mtn NatGas
Housing Dir. Fire Marshal CDOT
Aspen Water Holy Cross Clean Air Board
City Electric Mtn. Bell Open Space Board
Envir.Hlth. ACSD Other
Zoning Energy Center Other
DATE REFERRED: INITIALS: DUE:
FINAL ROUTING: DATE ROUTED: INITIAL:
City Atty City Engineer Zoning E v. Health
J Housing Open Space X_ Other:)OJt s
FILE STATUS AND LOCATION:
15: 54 R e c : 3 0. 0 E. 716 F:b 6O4
'358411 -- (V01 /93 La.vis, Pitkin Cnt.,, Clerk , Doc $. r,i;
ORDINANCE N0.30
(SERIES OF 1993)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING A SUBSTANTIAL
AMENDMENT TO THE FINAL PUD/SUBDIVISION PLAN AND VESTED RIGHTS FOR
THE TRUSCOTT PLACE FINAL DEVELOPMENT PLAN , 39551 STATE HIGHWAY 82
CITY OF ASPEN, PITRIN COUNTY, COLORADO.
WHEREAS, in 1989 the Truscott Place final PUD development plan
was approved by the City Council; and
WHEREAS, the final development plan included the conversion
of 50 lodge rooms (in the Old Red Roof Inn building) to studio
apartments and 46 new affordable dwelling units; and
WHEREAS, the applicant, Aspen Pitkin County Housing Authority
(APCHA) requested a reduction in the required number of parking
spaces from 114 to 86; and
WHEREAS, Council, seeking to minimize the impact of the
automobile and set an example for managing the auto disincentive
granted the reduction in parking from 114 to 86 spaces; and
WHEREAS, the applicant has now submitted a request to amend
the 1989 PUD development approval and vest development rights for
three years; and
WHEREAS, the applicant proposes to provide 50 private storage
closets and replace the balcony railings with a more solid railing
for the studio units, enclose the two existing trash/recycle bins,
and provide eight additional on-site parking spaces; and
WHEREAS, the Planning and Zoning Commission reviewed the
development proposal in accordance with those procedures set forth
at Section 24-6-205 (A) (8) (c) of the Municipal Code and did conduct
a public hearing therein on May 4 , 1993 ; and
1
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#358411 07/01'1W l5t54 Silvia L_tv1s9 1
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WHEREAS, upon review and consideration of the amendments,
agency and public comment thereon, and those applicable standards
as contained in Chapter 24 of the Municipal Code, to wit, Division
9 of Article 7 (Planned Unit Development) , the Planning and Zoning
Commission has recommended approval of the substantial amendments
to the Truscott Place final PUD development plan subject to
conditions, to the City Council; and
WHEREAS, the Aspen City Council has reviewed and considered
the amendments under the applicable provisions of the Municipal
Code as identified herein, has reviewed and considered those
recommendations and approvals as granted by the Planning and Zoning
Commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the City Council finds that the amendments, with
conditions, are consistent with the approved final PUD development
plan meets and the continued effort toward auto disincentives is
consistent with the goals and elements of the Aspen Area Community
Plan; and
WHEREAS, the City Council finds that this Ordinance furthers
and is necessary for public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
Section 1: Pursuant to Section 24-7-907 B. of the Municipal Code,
and subject to those conditions of approval as specified
hereinafter, the City Council finds as follows in regard to the
amendments of the final Planned Unit Development plan:
2
#358411 07/01/93 11 : 54 R -c $30, 00 BE:: 716 PG 606
Silvia. Davis * ii_i::iri Cnty Clerk , Do . i
,■ 1. The applicant' s amendments to the final plan submission is
complete and sufficient to afford review and evaluation for
approval.
2 . The amendment to the final PUD plan is consistent with or an
enhancement of the approved final development plan.
Section 2 : Pursuant to the findings set forth in Section 1 above,
the City Council grants a substantial amendment to the Final PUD
development plan approval at Truscott Place for the addition of 50
private storage closets, replacement of balcony railings for the
studio units, enclosure of two trash/recycle bins, and the addition
of eight on-site parking spaces subject to the following
conditions:
1. The applicant shall file with the Pitkin County Clerk and
Recorder an amended PUD development plan and amended PUD agreement
within 180 days of final approval or the approval is rendered
invalid.
2 . Prior to filing, the amended plat shall be reviewed and
approved by the Engineering and Planning Departments. The amended
plat and agreement shall include prior approval and approved
amendments.
3 . All representations made by the applicant regarding this
amendment shall be adhered to during any development.
4 . The applicant shall insure that parked vehicles will not
encroach into the cul-de-sac.
5. A 14 foot driveway shall be provided, as an easement, for Parks
and Golf access to soil storage area and an 18" PVC irrigation pipe
(schedule 40 rates) shall- be installed to protect the irrigation
ditch.
6. An access easement shall be obtained from the City to increase
the amount of parking. City Council may grant the easement to be
shown on the final plat.
7 . The Parks Department has requested that if problems arise
between residents and the upkeep of the City's soil storage area,
the Aspen Pitkin County Housing Authority shall construct a privacy
fence or install landscaping to shield the soil storage area from
resident housing and parking.
3
#358411 o-i o 1 l( 1 : 54 Fey_: $30. 00 BK 716 P(1,607
Silvia Davis. Fes.,.-J in Cni_y Cl.erl SQL $. 00
8. The PUD amendments shall add a total of 1, 527 square feet of
floor area to the PUD development plan.
Section 3: All material representations and commitments made by
the applicant pursuant to the amended PUD plan approvals as herein
awarded, whether in public hearing or documentation presented
before the Planning and Zoning Commission and or City Council, are
hereby incorporated in such plan development approvals and the same
shall be complied with as if fully set forth herein, unless amended
by other specific conditions.
Section 4: Pursuant to Section 24-6-207 of the Municipal Code,
City Council does hereby grant the applicant vested rights for the
Truscott Place PUD development plan as follows:
1. The rights granted by the site specific development plan
approved by this Ordinance shall remain vested for three
(3) years from the date of final adoption specified
) below. However, any failure to abide by the terms and
/ conditions attendant to this approval shall result in
forfeiture of said vested property rights. Failure to
timely and properly record all plats and agreements as
specified herein and or in the Municipal Code shall also
result in the forfeiture of said vested rights.
2 . The approval granted hereby shall be subject to all
rights of referendum and judicial review.
3 . Nothing in the approvals provided in this Ordinance shall
exempt the site specific development plan from subsequent
reviews and or approvals required by this Ordinance or
the general rules, regulations or ordinances or the City
provided that such reviews or approvals are not
inconsistent with the approvals granted and vested
herein.
4 . The establishment herein of a vested property right shall
not preclude the application of ordinances or regulations
which are general in nature and are applicable to all
property subject to land use regulation by the City of
Aspen including, but not limited to, building, fire,
plumbing, electrical and mechanical codes. In this
regard, as a condition of this site development approval,
the developer shall abide by any and all such building,
4
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#7,5�8LF11 i)i/�)1/ ri p $. 00
7.�ia ir��vi Pitkin
fire, plumbing, electrical and mechanical codes, unless
an exemption therefrom is granted in writing.
Section 5: The City Clerk shall cause notice of this Ordinance to
be published in a newspaper of general circulations within the City
of Aspen no later than fourteen (14) days following final adoption
hereof. Such notice shall be given in the following form:
Notice is hereby given to the general public of the approval
of a site specific development plan, and the creation of a
vested property right pursuant to Title 24 , Article 68,
Colorado Revised Statutes, pertaining to the following-
described property:
The property shall be described in the notice and appended to said
notice shall be the ordinance granting such approval.
Section 6: This Ordinance shall not effect any existing litigation
and shall not operate as an abatement of any action or proceeding
now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and
concluded under such prior ordinances.
Section 7 : If any section, subsection, sentence, clause, phrase,
or portion of this Ordinance is for any reason held invalid or
unconstitutional in a court of competent jurisdiction; such portion
shall be deemed a separate, distinct and independent provision and
shall not affect the validity of the remaining portions thereof.
Section 8: That the City Clerk is directed, upon the adoption of
this ordinance, to record a copy of this ordinance in the office
of the Pitkin County Clerk and Recorder.
Section 9: A public hearing on the Ordinance shall be held on the
/q day of , 1993 at 5: 00 in the City Council Chambers,
Aspen City H. 11, Aspen Colorado, fifteen (15) days prior to which
5
Om* 0004,
#7:':5841107/01/93 15: 54 Rec $30. 00 Bt PG 609
°.ilvia Davis , Pitkin Cnty Clerk , Doc $. 00
hearing a public notice of the same shall be published in a
newspaper of general circulation within the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City Council of the City of Aspen on the day of
1993 .
Joh Bennett, Mayor
S. j'••
•
,o /
• 1 • -
Re r ' oc , City Clerk
FINALLY, adopted, passed and approved this day of
1993 .
(.7
John ennett, Mayor
te
A•
Kathryn Koch, City Clerk
Y
6
MEMORANDUM
TO: Mayor and Council
THRU: Amy Margerum, City Manager
THRU: Diane Moore, City Planning Direc or€�)
FROM: Leslie Lamont, Senior Planner
DATE: June 14, 1993
RE: Truscott Place Final PUD Amendment and Vested Righ -
Second Reading Ordinance 30, Series of 1993
SUMMARY: The applicant, Aspen Pitkin County Housing * --'
(APCHA) , requests to amend the Final PUD development plan r :.>r
Truscott Place. APCHA proposes to add outdoor storage closets ,Tid
new deck railings onto the studio units located in the Building y0
(old Red Roof Inn) . Also being proposed are enclosed sheds for ' he
two trash/recycle bins, and eight new parking spaces.
Staff has determined that the proposed changes are substantia n
nature requiring an amendment to the final PUD development plum.
A substantial amendment to the final development plan is a two �p
review process by the Commission and Council.
The Planning and Zoning Commission has reviewed the amendment., at
their May 4 , 1993 meeting. The Commission recommends approval of
the PUD amendments.
Please see Ordinance 30, exhibit A.
PREVIOUS COUNCIL ACTION: Council approved first reading of
Ordinance 30, Series of 1993 at the May 24 , 1993 meeting.
The Truscott Place final plat and development plan was approveJ' s. y
Council in 1989 .
BACKGROUND: The final development plan included a rezoning ^f
approximately 154 , 890 square feet of land from Golf Supt= t
Services to Public, creation of 46 new affordable dwelling un
and the conversion of 50 lodge units in the old Red Roof in
(building 100) to studio seasonal employee units.
During review of the original PUD development plan, the applic' ';nt
identified a need for one space per bedroom in the new project ,-;d
0. 6 spaces per unit in the existing facility for a total of 4
spaces. A joint agreement was to be pursued with the City of Aspen
to lease off-season parking in the golf course parking lot for
winter residential needs and reduce the on-site parking to 86
spaces.
Council directed the applicant t mini . e the use of the
automobile and the number of parkin . ;pace as much as possible.
The Council felt strongly that t = affordable housing
projects should be examples for managing the automobile.
The applicant requested to reduce t or- rite parking from 114
spaces to 86 thus eliminating the ne -- for parking lot west of
the new buildings. That area is :4' u. for volleyball and
basketball courts.
In 1989, the applicant proposed the t, uwl to make the 86 spaces
work:
Priority Rental to Non-Drivers - fl ri., ;he lease application
period, applicants without cars :Li h : /e priority for housing
in this project. Further, parka g sti -kers/permits would be
issued to residents with cars a wi.l be charged a monthly
fee in addition to their rent.
Shuttle Service/Van Pool - she atip.iicant proposed to
participate in RFTA' s van pool progi .3m. Van(s) would be
leased from RFTA for a montY _ fet and be operated by
residents of this project. The l would have included
maintenance, insurance and gas. is service would be in
addition to the existing RFTA service on SH 82 .
At the time, the Planning staff urged ' .5=2 a: Louncil to reduce the
number of on-site parking spaces to 8=', d t, equire the applicant
to provide an audit of the parking zat:; on an annual basis.
Non-permanent facilities were develop'd wer* of the new buildings
in order to provide future parking if _educ. parking did not work
for the project.
Council approved the development plan with a reduction in the
number of parking spaces from 114 to 86 parking spaces.
Please see approved 1989 site plan, exhibit B.
Note: APCHA includes in both ti Mar,':, and Truscott lease
language identifying this housing as auto disincentive
projects with minimal on-site parking Applicants without
cars to have priority however ',J ith h(>. ; ing so tight people
continually lie about the number if cars they have. Residents
also receive a parking sticker ::Yr their cars.
According to APCHA a shuttle/van program with RFTA was
financially prohibitive. However, the service to Truscott
Place is now free, the school buses pu) ' into the parking lot
to load and unload children, and the free ski buses now stop
at Truscott Place.
2,
APCHA is constantly monitoring the parking situation. APCHA
is trying to improve the situation without compromising the
open space and recreational amenities. The ability to assign
one space per unit will help manage the parking situation.
CURRENT ISSUES:
Proposed Amendments The Housing Authority has recently started to
upgrade the old Red Roof Inn (building 100) studio dwelling units.
As part of that upgrade, private storage areas will be attached to
individual balconies and the split railings of the balconies will
be replaced with solid railings for more privacy. The
recycle/trash bins will be enclosed.
Many households at Truscott Place have at least one car. Many have
more than one. In an effort to better manage a constrained on-
site parking situation, the Housing Authority proposes to provide
eight more parking spaces on-site. Additional parking will enable
the Authority to assign almost (they will still be shy 2 spaces)
one parking space per unit in an attempt to control numbers of cars
and location of parking. Truscott Place will still retain the 10
overflow spaces in the golf course parking lot.
The new parking spaces are proposed in the cul-de-sac at the end
of the driveway/parking between building 100 and the three new
Truscott Place buildings. The spaces have been located so as not
to restrict turning radius for emergency vehicles, to allow access
for golf/parks maintenance vehicles to the soil storage area, and
to preserve the landscaped berm between the end dwelling units of
Truscott Place and the soil storage area.
The amendments to the final PUD development plan for Truscott Place
are:
* 50 outside private storage units for the 50 studios in
Building 100, 26. 5 square feet per unit for a total increase
in floor area of 1, 325 square feet;
* enclose the existing two trash/recycle bins for an
approximate total of 202 square feet;
* replace the open deck railing with a solid deck railing for
each studio unit; and
* add eight new parking spaces at the end of the cul-de-sac.
Please see proposed PUD amendment site plan, exhibit C.
Please see Referral comments, exhibit D.
3
Substantial Amendment to the Final Development Plan - Pursuant to
Section 7-907 B. , any amendment shall be approved pursuant to the
terms and procedures of the final development plan, provided that
the proposed change is consistent with or an enhancement of the
approved final development plan. Please refer to Exhibit E for
review standards for an amendment to an approved final PUD
development plan.
RECOMMENDATION: The Commission recommends approval of the PUD
amendments for Truscott Place to add 50 - 26. 5 square feet of
storage units and enclose the railings on Building 100, enclose the
two trash/recycle bins, and add eight additional parking spaces
with the following conditions:
1. The applicant shall amend the PUD plat and PUD agreement to
depict the approved amendments to the final PUD development plan.
2. Prior to filing, the amended plat shall be reviewed and
approved by the Engineering and Planning Departments. The amended
plat and agreement shall include prior approval and approved
amendments.
3 . The applicant shall file with the Pitkin County Clerk and
Recorder an amended PUD development plan and PUD agreement within
180 days of final approval or the approval is rendered invalid.
4 . All representations made by the applicant regarding this
amendment shall be adhered to during any development.
5. The applicant shall insure that parked vehicles will not
encroach into the cul-de-sac.
6. A 14 foot driveway shall be provided, as an easement, for Parks
and Golf access to soil storage area and an 18" PVC irrigation pipe
(schedule 40 rates) shall be installed to protect the irrigation
ditch.
7. An access easement shall be obtained from the City to increase
the amount of parking. City Council may grant the easement to be
shown on the final plat.
8. The Parks Department has requested that if problems arise
between residents and the upkeep of the City' s soil storage area,
the Aspen Pitkin County Housing Authority shall construct a privacy
fence or install landscaping to shield the soil storage area from
resident housing and parking.
9. The PUD amendments shall add a total of 1, 527 square feet of
floor area to the PUD development plan.
4
ALTERNATIVES:
1. Council may require APCHA to provide more than eight new
parking spaces on-site. Paving the basketball and volleyball
courts could provide a substantial number of on-site parking
spaces. The recreational improvements were located as temporary
uses in case more parking was needed.
2. Council may require APCHA to reconsider a shuttle van program
with RFTA, bicycle fleet or another form of auto disincentive.
PROPOSED MOTION: "I move to approve Ordinance 30, Series of 1993
amending the Truscott Place PUD/subdivision and granting vested
rights. "
CITY MANAGER'S COMMENTS:
EXHIBIT:
A. Ordinance 30, Series of 1993
B. Existing PUD site plan
C. Amended Parking Plan
D. PUD Amendment Review Standards
E. Referral Comments
5
. ORDINANCE NO.30
(SERIES OF 1993)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING A SUBSTANTIAL
AMENDMENT TO THE FINAL PUD/SUBDIVISION PLAN AND VESTED RIGHTS FOR
THE TRUSCOTT PLACE FINAL DEVELOPMENT PLAN , 39551 STATE HIGHWAY 82
CITY OF ASPEN, PITRIN COUNTY, COLORADO.
WHEREAS, in 1989 the Truscott Place final PUD development plan
was approved by the City Council; and
WHEREAS, the final development plan included the conversion
of 50 lodge rooms (in the Old Red Roof Inn building) to studio
apartments and 46 new affordable dwelling units; and
WHEREAS, the applicant, Aspen Pitkin County Housing Authority
(APCHA) requested a reduction in the required number of parking
spaces from 114 to 86; and
WHEREAS, Council, seeking to minimize the impact of the
automobile and set an example for managing the auto disincentive
granted the reduction in parking from 114 to 86 spaces; and
WHEREAS, the applicant has now submitted a request to amend
the 1989 PUD development approval and vest development rights for
three years; and
WHEREAS, the applicant proposes to provide 50 private storage
closets and replace the balcony railings with a more solid railing
for the studio units, enclose the two existing trash/recycle bins,
and provide eight additional on-site parking spaces; and
WHEREAS, the Planning and Zoning Commission reviewed the
development proposal in accordance with those procedures set forth
at Section 24-6-205 (A) (8) (c) of the Municipal Code and did conduct
a public hearing therein on May 4 , 1993 ; and
1
WHEREAS, upon review and consideration of the amendments,
agency and public comment thereon, and those applicable standards
as contained in Chapter 24 of the Municipal Code, to wit, Division
9 of Article 7 (Planne(' ' 'nit Development) , the Planning and Zoning
Commission has recommer. 'nd approval of the substantial amendments
to the Truscott Placr final PUD development plan subject to
conditions, to the City Council; and
WHEREAS, the Aspen City Council has reviewed and considered
the amendments under the applicable provisions of the Municipal
Code as identified herein, has reviewed and considered those
recommendations and approvals as granted by the Planning and Zoning
Commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the Cite Council finds that the amendments, with
conditions, are consist 'it with the approved final PUD development
plan meets and the con : nued effort toward auto disincentives is
consistent with the go« and elements of the Aspen Area Community
Plan; and
WHEREAS, the City ' ciuncil finds that this Ordinance furthers
and is necessary for ptit, € ic health, safety, and welfare.
NOW, THEREFORE, BE f.T ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
Section 1: Pursuant to Section 24-7-907 B. of the Municipal Code,
and subject to those conditions of approval as specified
hereinafter, the City Council finds as follows in regard to the
amendments of the final Planned Unit Development plan:
2
1. The applicant' s amendments to the final plan submission is
complete and sufficient to afford review and evaluation for
approval.
2 . The amendment to the final PUD plan is consistent with or an
enhancement of the approved final development plan.
Section 2 : Pursuant to the findings set forth in Section 1 above,
the City Council gran a substantial amendment to the Final PUD
development plan approval at Truscott Place for the addition of 50
private storage closets, replacement of balcony railings for the
studio units, enclosure of two trash/recycle bins, and the addition
of eight on-site parking spaces subject to the following
conditions:
1. The applicant shall file with the Pitkin County Clerk and
Recorder an amended PUD development plan and amended PUD agreement
within 180 days of final approval or the approval is rendered
invalid.
2 . Prior to filing, the amended plat shall be reviewed and
approved by the Enginering and Planning Departments. The amended
plat and agreement :::hall include prior approval and approved
amendments.
3 . All representaticns made by the applicant regarding this
amendment shall be adt. ,red to during any development.
4 . The applicant shall insure that parked vehicles will not
encroach into the cul-de-sac.
5. A 14 foot driveway °::;hall be provided, as an easement, for Parks
and Golf access to soil storage area and an 18" PVC irrigation pipe
(schedule 40 rates) shall be installed to protect the irrigation
ditch.
6. An access easement shall be obtained from the City to increase
the amount of parking. City Council may grant the easement to be
shown on the final plat .
7 . The Parks Departrent has requested that if problems arise
between residents and the upkeep of the City' s soil storage area,
the Aspen Pitkin County Housing Authority shall construct a privacy
fence or install landscaping to shield the soil storage area from
resident housing and parking.
3
8. The PUD amendments shall add a total of 1, 527 square feet of
floor area to the PUD development plan.
Section 3: All material representations and commitments made by
the applicant pursuant to the amended PUD plan approvals as herein
awarded, whether in public hearing or documentation presented
before the Planning and Zoning Commission and or City Council, are
hereby incorporated in such plan development approvals and the same
shall be complied with as if fully set forth herein, unless amended
by other specific conditions.
Section 4: Pursuant to Section 24-6-207 of the Municipal Code,
City Council does hereby grant the applicant vested rights for the
Truscott Place PUD development plan as follows:
1. The rights granted by the site specific development plan
approved by this Ordinance shall remain vested for three
(3) years from the date of final adoption specified
below. However, any failure to abide by the terms and
conditions attendant to this approval shall result in
forfeiture of said vested property rights. Failure to
timely and properly record all plats and agreements as
specified herein and or in the Municipal Code shall also
result in the forfeiture of said vested rights.
2 . The approval granted hereby shall be subject to all
rights of referendum and judicial review.
3 . Nothing in the approvals provided in this Ordinance shall
exempt the site specific development plan from subsequent
reviews and or approvals required by this Ordinance or
the general rules, regulations or ordinances or the City
provided that such reviews or approvals are not
inconsistent with the approvals granted and vested
herein.
4 . The establishment herein of a vested property right shall
not preclude the application of ordinances or regulations
which are general in nature and are applicable to all
property subject to land use regulation by the City of
Aspen including, but not limited to, building, fire,
plumbing, electrical and mechanical codes. In this
regard, as a condition of this site development approval,
the developer shall abide by any and all such building,
4
fire, plumbing, electrical and mechanical codes, unless
an exemption therefrom is granted in writing.
Section 5: The City Clerk shall cause notice of this Ordinance to
be published in a newspaper of general circulations within the City
of Aspen no later than fourteen (14) days following final adoption
hereof. Such notice shall be given in the following form:
Notice is hereby given to the general public of the approval
of a site specific development plan, and the creation of a
vested property right pursuant to Title 24 , Article 68,
Colorado Revised Statutes, pertaining to the following_
described property:
The property shall be described in the notice and appended to said
notice shall be the ordinance granting such approval.
Section 6: This Ordinance shall not effect any existing litigatic
and shall not operate as an abatement of any action or proceeding
now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and
concluded under such prior ordinances.
Section 7: If any section, subsection, sentence, clause, phrase,
or portion of this Ordinance is for any reason held invalid or
unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and
shall not affect the validity of the remaining portions thereof.
Section 8: That the City Clerk is directed, upon the adoption of
this ordinance, to record a copy of this ordinance in the office
of the Pitkin County Clerk and Recorder.
Section 9 : A public hearing on the Ordinance shall be held on the
day of , 1993 at 5: 00 in the City Council Chambers,
Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which
5
hearing a public notice of the same shall be published 1 a
newspaper of general circulation within the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by 1
by the City Council of the City of Aspen on the day of
, 1993 .
John Bennett, Mayon:
Attest:
Kathryn S. Koch, City Clerk
FINALLY, adopted, passed and approved this day of
, 1993 .
John Bennett, Mayor
Attest:
Kathryn S. Koch, City Clerk
6
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EXHIBIT D. DEVELOPMENT REVIEW STANDARDS
Substantial Amendment to the Final Development Plan - Pursuant to
Section 7-907 B. , any amendment shall be approved pursuant to the
terms and procedures of the final development plan, provided that
the proposed change is consistent with or an enhancement of the
approved final development plan.
During review the Commission and City Council may require such
conditions of approval as are necessary to insure that the
development will be compatible with current community onditions.
This shall include, but not be limited to, applying to the portions
of the development which have not obtained building permits or are
proposed to be amended by any new community polices or regulations
which have been implemented since the original approval, or taking
into consideration changing community circumstances as they affect
the project's original representation and commitments.
RESPONSE: The enclosure of the trash bins is an improvement to the
condition of the trash storage area. Enclosures will eliminate an
unsightly situation and reduce blowing trash.
Replacement of the railing will lend more priva 'y for residents.
The new storage units will free-up liveable space for tenants of
the 360 square foot studio units. A recent change in use for
Building 100 was necessary for APCHA to install full stove
appliances in an effort to upgrade the studio units.
The additional parking spaces, although not consistent with the
final PUD development plan, are being proposed as an improvement
to the parking situation at Truscott Place.
Review Standards - Pursuant to Section 24-7-903 the following
review standards shall apply to this amendment:
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan.
Response: Truscott Place is 100% affordable housing. The
amendments are not inconsistent with the use of this land area
which use is supported by the Aspen Area Community Plan.
b. The proposed development shall be consistent with the
character of existing land uses in surrounding areas.
Response: The amendments will not impact or change the
character of the existing land uses which are affordable
housing and the golf course and nordic center. Access for
golf maintenance vehicles must be maintained at the end of the
cul-de-sac and the new parking cannot encroach onto the sand
1
and soil pits. The existing irrigation ditch must be
culverted and kept flowing.
c. The proposed development shall not adversely affect the
future development of the surrounding area.
Response: The amendments will not affect the current use of
the golf course or the existing tenants. The new storage
units and deck railing will enhance the 50 studio units.
There are no new uses being proposed that could increase the
need for more parking. The additional 8 spaces being proposed
are intended to ease management of the current parking
situation. With the additional parking spaces, and the recent
change-in-use of the APCHA office space to a two bedroom
affordable dwelling unit which added 8-10 parking spaces for
resident parking, almost every unit will be assigned a
specific parking space which will enable a more efficient
management of on-site parking (the development is still two
spaces shy of one space/unit) . The 10 spaces that are
reserved for Truscott Place in the golf course parking lot
will be maintained by Truscott Place for guests and overflow.
Any additional uses proposed for this site would require
additional parking.
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by the
applicant.
Response: Truscott Place is 100% affordable housing and
exempt for GMQS. In addition, the proposed amendments do not
require a GMQS allotment.
2 . Dimensional Requirements. The dimensional requirements shall
be those of the underlying Zone District, provided that variations
may be permitted:
All dimensional requirements were previously approved with
the approval of the final development plan for Truscott Place
apartments in 1989 .
The applicant requests an additional 1, 325 square feet of
floor area for the new storage units. THe newly enclosed
existing trash/recycle bins will add approximately 202 square
feet. The floor area for Building 100 will be 30,781. The
total floor area for the entire PUD will be 64 , 298 square
feet.
Side, rear, and front yard setbacks will not be affected with
the proposed amendments.
2
3 . Off-street Parking. Although the Public zoned district sets
off-street parking through special review, the proposed amendment
is to increase the amount of off-street parking. Therefore,
parking will be reviewed as an amendment to the PUD development
plan.
The 1989 PUD development plan was approved with 86 on-site parking
spaces for 96 residential units. In addition, ten guest parking
spaces have been reserved in the golf course parking lot.
Truscott Place was designed and approved by the Commission and
Council as an auto disincentive project. APCHA has been managing
the property for three years. APCHA has determined that the
approved 86 parking spaces does not provide adequate parking for
the residents. Therefore, the applicant proposes to provide eight
more parking spaces on-site. It is the applicant' s opinion that
if almost every dwelling unit is assigned a specific parking space
management of the parking area will be more efficient. The eight
spaces in the golf course parking lot will also be retained for
Truscott guests and overflow parking.
Currently, staff does not recommend less than one space per
dwelling unit for any affordable housing developments.
The additional eight parking spaces are proposed on the perimeter
of the cul-de-sac at the end of the drive between Building 100 and
the two new buildings. Please see the amended site plan, B.
The following review criteria shall be used to review off-street
parking for a PUD development plan:
a. The probable number of cars used by those using the
proposed development.
Response: It has been the experience of APCHA that all
households at Truscott Place have at least one car. Many have
more than one car. With the ability to assign a parking space
to a specific unit, APCHA should be able to better enforce
parking problems.
b. The parking needs of any non-residential uses.
Response: N/A
c. The varying time periods of use, whenever joint use of
common parking is proposed.
Response: Truscott Place residents have access to ten spaces
in the golf course parking lot. It appears that the parking
lot reaches capacity often during the summer season. Any
additional uses (more dwelling units or a more intense use of
the bar and restaurant space) in this location would warrant
3
a serious review of off-street parking.
d. The availability of public transit and other
transportation facilities, including those for pedestrian
access and/or the commitment to utilize automobile
disincentive techniques in the proposed development.
Response: Free RFTA bus service is available directly
adjacent to the entrance of the golf course facility. The
school district provides bus pick-up and drop-off within the
golf course parking lot. There is a bike path that provides
direct connection to town.
During the original review, the APCHA made representations
that a RFTA van service would be installed and an on-site bike
program would be explored. Unfortunately, these have not come
to fruition but general bus service which stops at Truscott
Place is now free and the winter ski buses stop at Truscott
Place. In addition, the Parks Department is continuing to
work on a solar lighting system for the bike path along the
golf course.
Staff would recommend that APCHA continue to explore other
measures to reduce the reliance on the private automobile.
Eight additional parking spaces may not completely alleviate
the problem, especially during the summer when the golf course
parking lot is full.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in the City.
Response: Truscott Place is ideally located for recreational
activities. The golf/nordic course, basketball, tennis and
volleyball courts are all located adjacent to the housing.
The bike path provides a convenient connection to the AABC or
town. The Moore pool is within walking or biking distance of
the area.
4 . Open Space. The open space requirement shall be that of the
underlying zone district. However, a variation in minimum open
space may be permitted if such variation would not be detrimental
to the character of the proposed PUD.
Response: The recreation area remains unchanged with the proposed
amendments. The additional parking will encroach minimally into
existing open space.
5. Landscape Plan. Enclosing the trash bins will cover a - - -
potential eyesore. Other than the loss of some green space to
additional parking, no changes to the landscaping will be made.
6. Traffic and Public Circulation. Emergency vehicular movement
4
shall not be compromised with additional parking in the cul-de-
sac. The Fire Marshal has indicated that there is lust enough room
for emergency vehicles to turn around. The cul-de-sac shall remain
clear of vehicles and the parking spaces cannot be reduced below
the standard size, (8 . 5 ' X 18 ' ) .
D. Amended Plat - The applicant shall file an amended plat and
amended PUD agreement. The agreement and plat shall be recorded
to depict the approved plans and must be recorded within 180 days
of final approval the approval will lapse.
The final PUD plat was never filed after approval in 1989 . APCHA
shall file a full PUD development plat and PUD agreement depicting
all prior approvals and approved amendments.
5
EXHIBIT E
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Chuck Roth, City Engineer eie_
Date: April 29, 1993
Re: Truscott Place Amendment to PUD and Final flat, and Special Review for Parking
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Page 5 of application: City will not re-align the present egress fi m the golf course.
The applicant would normally bear costs associated with their development.
1. Page 16 of application: "It is the applicant's opinion auto disinc itive parking plans
can work if there is a minimum of 1 parking space/unit on-site." I believe that the
statement is contradictory. Providing one parking space per bedroom is the standard
Municipal Code requirement. The applicant's need of providing that amount of parking
means that auto disincentive is not working. I do not however know that the City should
•
continue to force substandard parking accommodations just because it is an employee
housing site.
2. The plans submitted do not indicate the dimensions of the proposed parking spaces.
The dimensions must meet code requirements (8 1/2' x 18'). It appears that the over-
all parking area needs may expand beyond the easement that is in place at this time and
that the applicant must request enlargement of the easement.
3. The plat of the final amendment must meet the requirements of Section 24-7-1004.D.
cc: Bob Gish, Public Works Director
M93.127
MESSAGE DISPLAY
TO LESLIE LAMONT
From: Wayne Vandemark
Postmark: Apr 28, 93 10:40 AM
Subject: TRUSCOTT PLACE
Message:
A SITE VISIT INDICATED TO THE FIRE DISTRICT THAT IN . DER TO
FACILATATE THE ADDITIONAL TEN PARKING PLACES WE WO1Y REQUIRE
ASSURANCE THAT THE CUL-DE-SAC RADIOUS WOULD NOT BE -)ACHED UPON BY
PARKING VEHICLES. LOTS OF LUCK IN THE WINTER. AS YC>; .:AN WELL REALIZE
OUR FIRE APPARATUS NEEDS SPACE TO TURN AROUND. ANY TER QUESTIONS
PLEASE GIVE ME A CALL.
X
MESSAGE DISPLAY
TO LESLIE LAMONT CC RICH COULOMBE
CC BILL EFTING
From: George Robinson
Postmark: Apr 29,93 12 : 00 PM
Status: PReviously read
Subject: Forwarded: New " wrking \proposal at Truscott Place
Comments:
From George Robinson:
PARKS AND GOLF NEED AT LEAST 14 FT. ENTRY WAY TO ACCESS 'OUR
STORAGE AREA, 18" PVC IRRIGATI_O? krIPE (SCHEDULE 40 RATED) , ALSO WE
NEED A BETTER MAP THAT SHOWS E) TING CONDITIONS IN THIS AREA, SO
WE CAN EVALUATE ANY POTENTIAL ILUBLEMS, THANKS-LOOKING FORWARD TO
YOUR REPLY.
MEMORANDUM
TO Mayor and Council <. (_i
THRU: Amy Margerum, City Manager jj at-
THRU: Diane Moore, City Planning Director, / t
FROM: Leslie Lamont, Senior Planner
v
DATE: May 24, 1993
RE: Truscott I.Rlace Final PUD Amendment - First Reading
Ordinance Series of 1993 _ I.--
SUMMARY: The applicant, Aspen Pitkin County Housing Authority
(APCHA) , requests to amend the Final PUD development plan for
Truscott Place. APCHA proposes to add outdoor storage closets and
new deck railings onto the studio units located in the Building 100
(old Red Roof Inn) . Also being proposed are enclosed sheds for the
two trash/recycle bins, and eight new parking spaces.
Staff has determined that the proposed changes are substantial in
nature requiring an amendment to the final PUD development plan.
A substantial amendment to the final development plan is a two step
review process by the Commission and Council.
The Planning and Zoning Commission has reviewed the amendments at
their May 4, 1993 meeting. The Commission recommends approval of
the PUD amendments.
Please see Ordinance exhibit A.
PREVIOUS COUNCIL ACTION: The Truscott Place final plat and
development plan was approved by Council in 1989.
BACKGROUND: The final development plan included a rezoning of
approximately 154,890 square feet of land from Golf Support
Services to Public, creation of 46 new affordable dwelling units,
and the conversion of 50 lodge units in the old Red Roof Inn
(building 100) to studio seasonal employee units.
During review of the original PUD development plan, the applicant
identified a need for one space per bedroom in the new project and
0. 6 spaces per unit in the existing facility for a total of 114
spaces. A joint agreement was to be pursued with the City of Aspen
to lease off-season parking in the golf course parking lot for
winter residential needs and reduce the on-site parking to 86
spaces.
Council directed the applicant to minimize the use of the
automobile and the number of parking spaces as much as possible.
The Council felt strongly that the City's affordable housing
projects should be examples for managing the automobile.
The applicant requested to reduce the on-site parking from 114
spaces to 86 thus eliminating the need for the parking lot west of
the new buildings. That area is now used for volleyball and
basketball courts.
In 1989, the applicant proposed the following to make the 86 spaces
work:
Priority Rental to Non-Drivers - During the lease application
period, applicants without cars will have priority for housing
in this project. Further, parking stickers/permits would be
issued to residents with cars and will be charged a monthly
fee in addition to their rent.
Shuttle Service/Van Pool - The applicant proposed to
participate in RFTA's_ van pool program. Van(s) would be
leased from RFTA for a monthly fee and be operated by
residents of this project. The RFTA lease would have included
maintenance, insurance and gas. This van service would be in
addition to the existing RFTA service on SH 82 .
At the time, the Planning staff urged P&Z and Council to reduce the
number of on-site parking spaces to 86 and to require the applicant
to provide an audit of the parking situation on an annual basis.
Non-permanent facilities were developed west of the new buildings
in order to provide future parking if reduced parking did not work
for the project.
Council approved the development plan with a reduction in the
number of parking spaces from 114 to 86 parking spaces.
Please see approved 1989 site plan, exhibit B.
Note: APCHA includes in both the Marolt and Truscott lease
language identifying this housing as auto disincentive
projects with minimal on-site parking. Applicants without
cars to have priority however with housing so tight people
continually lie about the number of cars they have. Residents
also receive a parking sticker for their cars.
According to APCHA a shuttle/van program with RFTA was
financially prohibitive. However, the bus service to Truscott
Place is now free, the school buses pull into the parking lot
to load and unload children, and the free ski buses now stop
at Truscott Place.
APCHA is constantly monitoring the parking situation. APCHA
is trying to improve the situation without compromising the
open space and recreational amenities. The ability to assign
2
one space per unit will help manage the parking situation.
CURRENT ISSUES:
Proposed Amendments The Housing Authority has recently started to
upgrade the old Red Roof Inn (building 100) studio dwelling units.
As part of that upgrade, private storage areas will be attached to
individual balconies and the split railings of the balconies will
be replaced with solid railings for more privacy. The
recycle/trash bins will be enclosed.
Many households at Truscott Place have at least one car. Many have
more than one. In an effort to better manage a constrained on-
site parking situation, the Housing Authority proposes to provide
eight more parking spaces on-site. Additional parking will enable
the Authority to assign almost (they will still be shy 2 spaces)
one parking space per unit in an attempt to control numbers of cars
and location of parking. Truscott Place will still retain the 10
overflow spaces in the golf course parking lot.
The new parking spaces are proposed in the cul-de-sac at the end
of the driveway/parking between building 100 and the three new
Truscott Place buildings. The spaces have been located so as not
to restrict turning radius for emergency vehicles, to allow access
for golf/parks maintenance vehicles to the soil storage area, and
to preserve the landscaped berm between the end dwelling units of
Truscott Place and the soil storage area.
The amendments to the final PUD development plan for Truscott Place
are:
* 50 outside private storage units for the 50 studios in
Building 100, 26. 5 square feet per unit for a total increase
in floor area of 1, 325 square feet;
* enclose the existing two trash/recycle bins for an
approximate total of 202 square feet;
* replace the open deck railing with a solid deck railing for
each studio unit; and
* add eight new parking spaces at the end of the cul-de-sac.
Please see proposed PUD amendment site plan, exhibit C.
Please see Referral comments, exhibit E.
Substantial Amendment to the Final Development Plan - Pursuant to
Section 7-907 B. , any amendment shall be approved pursuant to the
terms and procedures of the final development plan, provided that
the proposed change is consistent with or an enhancement of the
3
approved final development plan. Please refer to Exhibit D for
review standards for an amendment to an approved final PUD
development plan.
RECOMMENDATION: The Commission recommends approval of the PUD
amendments for Truscott Place to add 50 - 26. 5 square feet of
storage units and enclose the railings on Building 100, enclose the
two trash/recycle bins, and add eight additional parking spaces
with the following conditions:
1. The applicant shall amend the PUD plat and PUD agreement to
depict the approved amendments to the final PUD development plan.
2 . Prior to filing, the amended plat shall be reviewed and
approved by the Engineering and Planning Departments. The amended
plat and agreement shall include prior approval and approved
amendments.
3 . The applicant shall file with the Pitkin County Clerk and
Recorder an amended PUD development plan and PUD agreement within
180 days of final approval or the approval is rendered invalid.
4 . All representations made by the applicant regarding this
amendment shall be adhered to during any development.
5. The applicant shall insure that parked vehicles will not
encroach into the cul-de-sac.
6. A 14 foot driveway shall be provided, as an easement, for Parks
and Golf access to soil storage area and an 18" PVC irrigation pipe
(schedule 40 rates) shall be installed to protect the irrigation
ditch.
7 . An access easement shall be obtained from the City to increase
the amount of parking. City Council may grant the easement to be
shown on the final plat.
8. The Parks Department has requested that if problems arise
between residents and the upkeep of the City' s soil storage area,
the Aspen Pitkin County Housing Authority shall construct a privacy
fence or install landscaping to shield the soil storage area from
resident housing and parking.
9. The PUD amendments shall add a total of 1, 527 square feet of
floor area to the PUD development plan.
ALTERNATIVES:
1. Council may require APCHA to provide more than eight new
parking spaces on-site. Paving the basketball and volleyball
courts could provide a substantial number of on-site parking
4
spaces. The recreational improvements were located as temporary
uses in case more parking was needed.
2 . Council may require APCHA to reconsider a shuttle van program
with RFTA, bicycle fleet or another form of auto disincentive.
PROPOSED MOTION: "I move to read Ordinance , Series of 1993 . "
"I move to approve Ordinance _, Series of 1993 on first reading. "
CITY MANAGER'S COMMENTS:
EXHIBIT:
A. Ordinance _, Series of 1993
B. Existing PUD site plan
C. Amended Parking Plan
D. PUD Amendment Review Standards
E. Referral Comments
5
s.
1 LI(C,Li c
r 7
EXHIBIT A -r3c0)Qe_c3 L( -L(,/
ORDINANCE NO. ��
(SERIES OF 1993)
AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANT A SUBSTANTIAL
AMENDMENT TO THE FINAL PUD/SUBDIVISION PLAN FOR THE TRUSCOTT PLACE
FINAL DEVELOPMENT PLAN, 39551 STATE HIGHWAY 82 CITY OF ASPEN,
PITKIN COUNTY, COLORADO.
WHEREAS, in 1989 the Truscott Place final PUD development plan
was approved by the City Council; and
WHEREAS, the final development plan included the conversion
of 50 lodge rooms (in the Old Red Roof Inn building) to studio
apartments and 46 new affordable dwelling units; and
WHEREAS, the applicant, Aspen Pitkin County Housing Authority
(APCHA) requested a reduction in the required number of parking
spaces from 114 to 86; and
WHEREAS, Council, seeking to minimize the impact of the
automobile and set an example for managing the auto disincentive
granted the reduction in parking from 114 to 86 spaces; and
WHEREAS, the applicant has now submitted a request to amend
the 1989 PUD development approval; and
WHEREAS, the applicant proposes to provide 50 private storage
closets and replace the balcony railings with a more solid railing
for the studio units, enclose the two existing trash/recycle bins,
and provide eight additional on-site parking spaces; and
WHEREAS, the Planning and Zoning Commission reviewed the
development proposal in accordance with those procedures set forth
at Section 24-6-205 (A) (8) (c) of the Municipal Code and did conduct
a public hearing therein on May 4 , 1993 ; and
WHEREAS, upon review and consideration of the amendments,
agency and public comment thereon, and those applicable standards
as contained in Chapter 24 of the Municipal Code, to wit, Division
9 of Article 7 (Planned Unit Development) , the Planning and Zoning
Commission has recommended approval of the substantial amendments
to the Truscott Place final PUD development plan subject to
conditions, to the City Council; and
WHEREAS, the Aspen City Council has reviewed and considered
the amendments under the applicable provisions of the Municipal
Code as identified herein, has reviewed and considered those
recommendations and approvals as granted by the Planning and Zoning
Commission, and has taken and considered public comment at public
hearing; and
WHEREAS, the City Council finds that the amendments, with
conditions, are consistent with the approved final PUD development
plan meets and the continued effort toward auto disincentives is
consistent with the goals and elements of the Aspen Area Community
Plan; and
WHEREAS, the City Council finds that this Ordinance furthers
and is necessary for public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ASPEN, COLORADO as follows:
Section 1: Pursuant to Section 24-7-907 B. of the Municipal Code,
and subject to those conditions of approval as specified
hereinafter, the City Council finds as follows in regard to the
amendments of the final Planned Unit Development plan:
1. The applicant's amendments to the final plan submission is
complete and sufficient to afford review and evaluation for
approval.
2. The amendment to the final PUD plan is consistent with or an
enhancement of the approved final development plan.
Section 2 : Pursuant to the findings set forth in Section 1 above,
the City Council grants a substantial amendment to the Final PUD
development plan approval for Truscott Place subject to the
following conditions:
1. The applicant shall file with the Pitkin County Clerk and
Recorder an amended PUD development plan and amended PUD agreement
within 180 days of final approval or the approval is rendered
invalid.
2. Prior to filing, the amended plat shall be reviewed and
approved by the Engineering and Planning Departments. The amended
plat and agreement shall include prior approval and approved
amendments.
3 . All representations made by the applicant regarding this
amendment shall be adhered to during any development.
4 . The applicant shall insure that parked vehicles will not
encroach into the cul-de-sac.
5. A 14 foot driveway shall be provided, as an easement, for Parks
and Golf access to soil storage area and an 18" PVC irrigation pipe
(schedule 40 rates) shall be installed to protect the irrigation
ditch.
6. An access easement shall be obtained from the City to increase
the amount of parking. City Council may grant the easement to be
shown on the final plat.
7. The Parks Department has requested that if problems arise
between residents and the upkeep of the City's soil storage area,
the Aspen Pitkin County Housing Authority shall construct a privacy
fence or install landscaping to shield the soil storage area from
resident housing and parking.
8. The PUD amendments shall add a total of 1,527 square feet of
floor area to the PUD development plan.
Section 3: All material representations and commitments made by
the applicant pursuant to the amended PUD plan approvals as herein
awarded, whether in public hearing or documentation presented
before the Planning and Zoning Commission and or City Council, are
hereby incorporated in such plan development approvals and the same
shall be complied with as if fully set forth herein, unless amended
by other specific conditions.
Section 4: This Ordinance shall not effect any existing litigation
and shall not operate as an abatement of any action or proceeding
now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and
concluded under such prior ordinances.
Section 5: If any section, subsection, sentence, clause, phrase,
or portion of this Ordinance is for any reason held invalid or
unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and
shall not affect the validity of the remaining portions thereof.
Section 6: A public hearing on the Ordinance shall be held on the
day of , 1993 at 5: 00 in the City Council Chambers,
Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which
hearing a public notice of the same shall be published in a
newspaper of general circulation within the City of Aspen.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law,
by the City Council of the City of Aspen on the day of
, 1993 .
John Bennett, Mayor
Attest:
Kathryn S. Koch, City Clerk
FINALLY, adopted, passed and approved this day of
, 1993 .
John Bennett, Mayor
Attest:
Kathryn S. Koch, City Clerk
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EXHIBIT D. DEVELOPMENT REVIEW STANDARDS
Substantial Amendment to the Final Development Plan - Pursuant to
Section 7-907 B. , any amendment shall be approved pursuant to the
terms and procedures of the final development plan, provided that
the proposed change is consistent with or an enhancement of the
approved final development plan.
During review the Commission and City Council may require such
conditions of approval as are necessary to insure that the
development will be compatible with current community conditions.
This shall include, but not be limited to, applying to the portions
of the development which have not obtained building permits or are
proposed to be amended by any new community polices or regulations
which have been implemented since the original approval, or taking
into consideration changing community circumstances as they affect
the project's original representation and commitments.
RESPONSE: The enclosure of the trash bins is an improvement to the
condition of the trash storage area. Enclosures will eliminate an
unsightly situation and reduce blowing trash.
Replacement of the railing will lend more privacy for residents.
The new storage units will free-up liveable space for tenants of
the 360 square foot studio units. A recent change in use for
Building 100 was necessary for APCHA to install full stove
appliances in an effort to upgrade the studio units.
The additional parking spaces, although not consistent with the
final PUD development plan, are being proposed as an improvement
to the parking situation at Truscott Place.
Review Standards - Pursuant to Section 24-7-903 the following
review standards shall apply to this amendment:
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan.
Response: Truscott Place is 100% affordable housing. The
amendments are not inconsistent with the use of this land area
which use is supported by the Aspen Area Community Plan.
b. The proposed development shall be consistent with the
character of existing land uses in surrounding areas.
Response: The amendments will not impact or change the
character of the existing land uses which are affordable
housing and the golf course and nordic center. Access for
golf maintenance vehicles must be maintained at the end of the
cul-de-sac and the new parking cannot encroach onto the sand
1
and soil pits. The existing irrigation ditch must be
culverted and kept flowing.
c. The proposed development shall not adversely affect the
future development of the surrounding area.
Response: The amendments will not affect the current use of
the golf course or the existing tenants. The new storage
units and deck railing will enhance the 50 studio units.
There are no new uses being proposed that could increase the
need for more parking. The additional 8 spaces being proposed
are intended to ease management of the current parking
situation. With the additional parking spaces, and the recent
change-in-use of the APCHA office space to a two bedroom
affordable dwelling unit which added 8-10 parking spaces for
resident parking, almost every unit will be assigned a
specific parking space which will enable a more efficient
management of on-site parking (the development is still two
spaces shy of one space/unit) . The 10 spaces that are
reserved for Truscott Place in the golf course parking lot
will be maintained by Truscott Place for guests and overflow.
Any additional uses proposed for this site would require
additional parking.
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by the
applicant.
Response: Truscott Place is 100% affordable housing and
exempt for GMQS. In addition, the proposed amendments do not
require a GMQS allotment.
2 . Dimensional Requirements. The dimensional requirements shall
be those of the underlying Zone District, provided that variations
may be permitted:
All dimensional requirements were previously approved with
the approval of the final development plan for Truscott Place
apartments in 1989.
The applicant requests an additional 1, 325 square feet of
floor area for the new storage units. THe newly enclosed
existing trash/recycle bins will add approximately 202 square
feet. The floor area for Building 100 will be 30,781. The
total floor area for the entire PUD will be 64, 298 square
feet.
Side, rear, and front yard setbacks will not be affected with
the proposed amendments.
2
3 . Off-street Parking. Although the Public zoned district sets
off-street parking through special review, the proposed amendment
is to increase the amount of off-street parking. Therefore,
parking will be reviewed as an amendment to the PUD development
plan.
The 1989 PUD development plan was approved with 86 on-site parking
spaces for 96 residential units. In addition, ten guest parking
spaces have been reserved in the golf course parking lot.
Truscott Place was designed and approved by the Commission and
Council as an auto disincentive project. APCHA has been managing
the property for three years. APCHA has determined that the
approved 86 parking spaces does not provide adequate parking for
the residents. Therefore, the applicant proposes to provide eight
more parking spaces on-site. It is the applicant's opinion that
if almost every dwelling unit is assigned a specific parking space
management of the parking area will be more efficient. The eight
spaces in the golf course parking lot will also be retained for
Truscott guests and overflow parking.
Currently, staff does not recommend less than one space per
dwelling unit for any affordable housing developments.
The additional eight parking spaces are proposed on the perimeter
of the cul-de-sac at the end of the drive between Building 100 and
the two new buildings. Please see the amended site plan, B.
The following review criteria shall be used to review off-street
parking for a PUD development plan:
a. The probable number of cars used by those using the
proposed development.
Response: It has been the experience of APCHA that all
households at Truscott Place have at least one car. Many have
more than one car. With the ability to assign a parking space
to a specific unit, APCHA should be able to better enforce
parking problems.
b. The parking needs of any non-residential uses.
Response: N/A
c. The varying time periods of use, whenever joint use of
common parking is proposed.
Response: Truscott Place residents have access to ten spaces
in the golf course parking lot. It appears that the parking
lot reaches capacity often during the summer season. Any
additional uses (more dwelling units or a more intense use of
the bar and restaurant space) in this location would warrant
3
a serious review of off-street parking.
d. The availability of public transit and other
transportation facilities, including those for pedestrian
access and/or the commitment to utilize automobile
disincentive techniques in the proposed development.
Response: Free RFTA bus service is available directly
adjacent to the entrance of the golf course facility. The
school district provides bus pick-up and drop-off within the
golf course parking lot. There is a bike path that provides
direct connection to town.
During the original review, the APCHA made representations
that a RFTA van service would be installed and an on-site bike
program would be explored. Unfortunately, these have not come
to fruition but general bus service which stops at Truscott
Place is now free and the winter ski buses stop at Truscott
Place. In addition, the Parks Department is continuing to
work on a solar lighting system for the bike path along the
golf course.
Staff would recommend that APCHA continue to explore other
measures to reduce the reliance on the private automobile.
Eight additional parking spaces may not completely alleviate
the problem, especially during the summer when the golf course
parking lot is full.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in the City.
Response: Truscott Place is ideally located for recreational
activities. The golf/nordic course, basketball, tennis and
volleyball courts are all located adjacent to the housing.
The bike path provides a convenient connection to the AABC or
town. The Moore pool is within walking or biking distance of
the area.
4. Open Space. The open space requirement shall be that of the
underlying zone district. However, a variation in minimum open
space may be permitted if such variation would not be detrimental
to the character of the proposed PUD.
Response: The recreation area remains unchanged with the proposed
amendments. The additional parking will encroach minimally into
existing open space.
5. Landscape Plan. Enclosing the trash bins will cover a
potential eyesore. Other than the loss of some green space to
additional parking, no changes to the landscaping will be made.
6. Traffic and Public Circulation. Emergency vehicular movement
4
shall not be compromised with additional parking in the cul-de-
sac. The Fire Marshal has indicated that there is lust enough room
for emergency vehicles to turn around. The cul-de-sac shall remain
clear of vehicles and the parking spaces cannot be reduced below
the standard size, (8 . 5 ' X 18 ' ) .
D. Amended Plat - The applicant shall file an amended plat and
amended PUD agreement. The agreement and plat shall be recorded
to depict the approved plans and must be recorded within 180 days
of final approval the approval will lapse.
The final PUD plat was never filed after approval in 1989. APCHA
shall file a full PUD development plat and PUD agreement depicting
all prior approvals and approved amendments.
5
EXHIBIT E
MEMORANDUM
To: Leslie Lamont, Planning Office
From: Chuck Roth, City Engineer e
Date: April 29, 1993
Re: Truscott Place Amendment to PUD and Final Plat, and Special Review for Parking
Having reviewed the above referenced application, and having made a site inspection, the
Engineering Department has the following comments:
1. Page 5 of application: City will not re-align the present egress from the golf course.
The applicant would normally bear costs associated with their development.
1. Page 16 of application: "It is the applicant's opinion auto disincentive parking plans
can work if there is a minimum of 1 parking space/unit on-site." I believe that the
statement is contradictory. Providing one parking space per bedroom is the standard
Municipal Code requirement. The applicant's need of providing that amount of parking
means that auto disincentive is not working. I do not however know that the City should
continue to force substandard parking accommodations just because it is an employee
housing site.
2. The plans submitted do not indicate the dimensions of the proposed parking spaces.
The dimensions must meet code requirements (8 1/2' x 18'). It appears that the over-
all parking area needs may expand beyond the easement that is in place at this time and
that the applicant must request enlargement of the easement.
3. The plat of the final amendment must meet the requirements of Section 24-7-1004.D.
cc: Bob Gish, Public Works Director
M93.127
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Leslie Lamont, Senior Planner
RE: Truscott Place Final PUD Amendment - Public Hearing
DATE: May 4, 1993
SUMMARY: The applicant, Aspen Pitkin County Housing Authority
(APCHA) , requests to amend the Final PUD development plan for
Truscott Place. APCHA proposes to add outdoor storage closets and
new deck railings onto the studio units located in the Building 100
(old Red Roof Inn) . Also being proposed are enclosed sheds for the
two trash/recycle bins, and ten new parking spaces.
Staff has determined that the proposed changes are substantial in
nature requiring an amendment to the final PUD development plan.
A substantial amendment to the final development plan is a two step
review process by the Commission and Council.
Staff recommends approval of the PUD amendments.
APPLICANT: Aspen Pitkin County Housing Authority (APCHA) as
represented by Tom Baker and Terry Kappeli
LOCATION: Truscott Place Highway 82 Aspen, Colorado.
ZONING: Public, PUD
APPLICANT'S REQUEST: Amend the final PUD development plan.
REFERRAL COMMENTS:
Fire Marshal: A site visit indicated to the Fire District that in
order to facilitate the additional ten parking spaces the District
will require assurance that the cul-de-sac radius would not be
encroached upon by parking vehicles. Fire apparatus will need
space to turn around.
Engineering: Having reviewed the above referenced application, and
having made a site inspection, the Engineering Department has the
following comments:
1. Page 5 of application: City will not re-align the present
egress from the golf course. The applicant would normally bear
costs associated with their development.
1. Page 16 of application: "It is the applicant's opinion auto
disincentive parking plans can work if there is a minimum of 1
parking space/unit on-site. " Providing one parking space per
bedroom is the standard Municipal Code requirement. The
applicant' s need of providing that amount of parking means that
auto disincentive is not working.
2 . The plans submitted do not indicate the dimensions of the
proposed parking spaces. The dimensions must meet code
requirements (8 1/2 ' x 18 ' ) . It appears that the over-all parking
area needs may expand beyond the easement that is in place at this
time and that the applicant must request enlargement of the
easement.
3 . The plat of the final amendment must meet the requirements of
Section 24-7-1004.D.
Parks: Parks and Golf will need at least a 14 foot entry way to
access its storage area, an 18 inch PVC irrigation pipe (schedule
40 rates) must be installed to protect the irrigation ditch, and
a better site plan should be submitted depicting existing
conditions in this area to evaluate potential problems.
STAFF COMMENTS
A. Background - The Truscott Place final plat and development
plan was approved in 1989 .
The final development plan included a rezoning of approximately
154, 890 square feet of land from Golf Support Services to Public,
creation of 46 new affordable dwelling units, and the conversion
of 50 lodge units in the old Red Roof Inn (Building 100) to studio
seasonal employee units.
During review of the original PUD development plan the applicant
identified a need for one space per bedroom in the new project and
. 6 spaces per unit in the existing facility for a total of 114
spaces. A joint agreement was to be pursued with the City of Aspen
to lease off-season parking in the golf course parking lot for
winter residential needs and reduce the on-site parking to 86
spaces.
Council directed the applicant to minimize the use of the
automobile and the number of parking spaces as much as possible.
The Council felt very strongly that the City's affordable housing
projects should be examples for managing the automobile.
The applicant requested to reduce the on-site parking from 114
spaces to 86 thus eliminating the need for the parking lot west of
the new buildings. That area is now used for volleyball and
basketball courts.
In 1989, the applicant proposed the following to make the 86 spaces
work:
Priority Rental to Non-Drivers - During the lease application
2
period, applicants without cars will have priority for housing
in this project. Further, parking stickers/permits would be
issued to residents with cars and will be charged a monthly
fee in addition to their rent.
Shuttle Service/Van Pool - The applicant proposed to
participate in RFTA's van pool program. Van(s) would be
leased from RFTA for a monthly fee and be operated by
residents of this project. The RFTA lease would have included
maintenance, insurance and gas. This van service would be in
addition to the existing RFTA service on SH 82 .
Staff reviewing the proposal urged P&Z and Council to reduce the
number of on-site parking spaces to 86 and to require the applicant
to provide an audit of the parking situation on an annual basis.
Non-permanent facilities were developed west of the new buildings
in order to provide future parking if reduced parking did not work
for the project.
Please see approved site plan, A.
B. Proposed Amendment - The amendments to the final PUD
development plan for Truscott Place are:
* 50 outside private storage units for the 50 studios in
Building 100, 26. 5 square feet for a total increase in floor
area of 1, 325 square feet;
* enclose the existing two trash/recycle bins for an
approximate total of 202 square feet;
* replace the open deck railing with a solid deck railing for
each studio unit; and
* add ten new parking spaces at the end of the cul-de-sac.
C. Development Review -
Substantial Amendment to the Final Development Plan - Pursuant to
Section 7-907 B. , any amendment shall be approved pursuant to the
terms and procedures of the final development plan, provided that
the proposed change is consistent with or an enhancement of the
approved final development plan.
During review the Commission and City Council may require such
conditions of approval as are necessary to insure that the
development will be compatible with current community conditions.
This shall include, but not be limited to, applying to the portions
of the development which have not obtained building permits or are
proposed to be amended by any new community polices or regulations
which have been implemented since the original approval, or taking
into consideration changing community circumstances as they affect
3
the project's original representation and commitments.
RESPONSE: The enclosure of the trash bins is an improvement to the
condition of the trash storage area. Enclosures will eliminate an
unsightly situation and reduce blowing trash.
Replacement of the railing will lend more privacy for residents.
The new storage units, although reducing natural light for the
studios, will free-up liveable space for tenants of the 360 square
foot studio units. A recent change in use for Building 100 was
necessary for APCHA to install full stove appliances in an effort
to upgrade the studio units.
The additional parking spaces, although not consistent with the
final PUD development plan, are being proposed as an improvement
to the parking situation at Truscott Place.
Review Standards - Pursuant to Section 24-7-903 the following
review standards shall apply to this amendment:
1. General Requirements.
a. The proposed development shall be consistent with the
Aspen Area Comprehensive Plan.
Response: Truscott Place is 100% affordable housing. The
amendments are not inconsistent with the use of this land area
which use is supported by the Aspen Area Community Plan.
b. The proposed development shall be consistent with the
character of existing land uses in surrounding areas.
Response: The amendments will not impact or change the
character of the existing land uses which are affordable
housing and the golf course and nordic center. The additional
ten parking spaces may, however, impact the support service
aspect of the golf course. Access for golf maintenance
vehicles must be maintained at the end of the cul-de-sac and
the new parking cannot encroach onto the sand and soil pits.
The existing irrigation ditch must be culverted and kept
flowing.
The submitted site plan is inadequate to ensure that this area
of the golf course will not be impacted and that access will
be maintained. The applicant is drafting a new site plan.
This site plan will be presented to the Commission for review
at the May 4, 1993 meeting.
c. The proposed development shall not adversely affect the
future development of the surrounding area.
Response: The amendments will not affect the current use of
4
the golf course or the existing tenants. The new storage
units and deck railing will enhance the 50 studio units.
There are no new uses being proposed that could increase the
need for more parking. The additional 10 spaces being
proposed are intended to ease management of the current
parking situation. With the additional parking spaces, and
the recent change-in-use of the APCHA office space to a two
bedroom affordable dwelling unit which added 8-10 parking
spaces for resident parking, each unit will be assigned a
specific parking space which will enable a more efficient
management of on-site parking. The 10 spaces that are
reserved for Truscott Place in the golf course parking lot
will be maintained by Truscott Place for guests and overflow.
Any additional uses proposed for this site would require
additional parking.
d. Final approval shall only be granted to the development
to the extent to which GMQS allotments are obtained by the
applicant.
Response: Truscott Place is 100% affordable housing and
exempt for GMQS. In addition, the proposed amendments do not
require a GMQS allotment.
2 . Dimensional Requirements. The dimensional requirements shall
be those of the underlying Zone District, provided that variations
may be permitted:
All dimensional requirements were previously approved with
the approval of the final development plan for Truscott Place
apartments in 1989.
The applicant requests an additional 1, 325 square feet of
floor area for the new storage units. THe newly enclosed
existing trash/recycle bins will add approximately 202 square
feet. The floor area for Building 100 will be 30,781. The
total floor area for the entire PUD will be 64, 298 square
feet.
Side, rear, and front yard setbacks will not be affected with
the proposed amendments.
3 . Off-street Parking. Although the Public zoned district sets
off-street parking through special review, the proposed amendment
is to increase the amount of off-street parking. Therefore,
parking will be reviewed as an amendment to the PUD development
plan.
The 1989 PUD development plan was approved with 86 on-site parking
5
spaces for 96 residential units. In addition, ten guest parking
spaces have been reserved in the golf course parking lot.
Truscott Place was designed and approved by the Commission and
Council as an auto disincentive project. APCHA has been managing
the property for three years. APCHA has determined that the
approved 86 parking spaces does not provide adequate parking for
the residents. Therefore, the applicant proposes to provide ten
more parking spaces on-site. It is the applicant' s opinion that
if each dwelling unit is assigned a specific parking space
management of the parking area will be more efficient. The ten
spaces in the golf course parking lot will also be retained for
Truscott guests and overflow parking.
Currently, staff does not recommend less than one space per
dwelling unit for any affordable housing developments.
The additional ten parking spaces are proposed on the perimeter of
the cul-de-sac at the end of the drive between Building 100 and the
two new buildings. Please see the amended site plan, B.
The submitted site plan is inadequate to confirm that the
maintenance needs of the golf course will not be compromised by the
new parking. There are several sand/soil pits, an irrigation ditch
and critical park access located in the vicinity of the proposed
parking. The applicant will submit a new site plan addressing
staff ' s concerns. The Commission will review the new site plan at
the May 4, 1993 meeting.
The following review criteria shall be used to review off-street
parking for a PUD development plan:
a. The probable number of cars used by those using the
proposed development.
Response: It has been the experience of APCHA that all
households at Truscott Place have at least one car. Many have
more than one car. With the ability to assign a parking space
to a specific unit, APCHA should be able to better enforce
parking problems.
b. The parking needs of any non-residential uses.
Response: N/A
c. The varying time periods of use, whenever joint use of
common parking is proposed.
Response: Truscott Place residents have access to ten spaces
in the golf course parking lot. It appears that the parking
lot reaches capacity often during the summer season. Any
additional uses (more dwelling units or a more intense use of
6
the bar and restaurant space) in this location would warrant
a serious review of off-street parking.
d. The availability of public transit and other
transportation facilities, including those for pedestrian
access and/or the commitment to utilize automobile
disincentive techniques in the proposed development.
Response: RFTA bus service is available directly adjacent to
the entrance of the golf course facility. The school district
provides bus pick-up and drop-off within the golf course
parking lot. There is a bike path that provides direct
connection to town.
During the original review, the APCHA made representations
that a RFTA van service would be installed and an on-site bike
program would be explored. Unfortunately, these have not come
to fruition. In addition, the Parks Department continuing to
work on a solar lighting system for the bike path along the
golf course.
Staff would recommend that APCHA continue the effort toward
a van service and other measures to reduce the reliance on the
private automobile. Ten additional parking spaces may not
completely alleviate the problem, especially during the summer
when the golf course parking lot is full.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in the City.
Response: Truscott Place is ideally located for recreational
activities. The golf/nordic course, basketball, tennis and
volleyball courts are all located adjacent to the housing.
The bike path provides a convenient connection to the AABC or
town. The Moore pool is within walking or biking distance of
the area.
4 . Open Space. The open space requirement shall be that of the
underlying zone district. However, a variation in minimum open
space may be permitted if such variation would not be detrimental
to the character of the proposed PUD.
Response: The recreation area remains unchanged with the proposed
amendments. The additional parking will encroach into existing
open space. However, the proposed location for parking may impact
an area that is used for golf maintenance storage and access to the
golf course. The access shall be maintained and the maintenance
area will not be compromised.
5. Landscape Plan. The new site plan that APCHA is preparing for
Commission' s review will indicate treatment of the existing hummock
and aspen trees that may be lost with proposed parking.
7
Enclosing the trash bins will cover a potential eyesore. Other
than the loss of some green space to additional parking, no changes
to the landscaping will be made.
6. Traffic and Public Circulation. Emergency vehicular movement
shall not be compromised with additional parking in the cul-de-
sac. The Fire Marshal has indicated that there is lust enough room
for emergency vehicles to turn around. The cul-de-sac shall remain
clear of vehicles and the parking spaces cannot be reduced below
the standard size, (8. 5 ' X 18 ' ) .
D. Amended Plat - The applicant shall file an amended plat and
amended PUD agreement. The agreement and plat shall be recorded
to depict the approved plans and must be recorded within 180 days
of final approval the approval will lapse.
The final PUD plat was never filed after approval in 1989. APCHA
shall file a full PUD development plat and PUD agreement depicting
all prior approvals and approved amendments.
RECOMMENDATION: The Planning Department recommends approval of
the PUD amendments for Truscott Place to add 50, 26. 5 square foot
storage units and enclose the railings on Building 100, enclose the
two trash/recycle bins and add ten additional parking spaces with
the following conditions:
1. The applicant shall amend the PUD plat and PUD agreement to
depict the approved amendments to the final PUD development plan.
2 . Prior to filing, the amended plat shall be reviewed and
approved by the Engineering and Planning Departments. The amended
plat and agreement shall include prior approval and approved
amendments.
3 . The applicant shall file with the Pitkin County Clerk and
Recorder an amended PUD development plan and PUD agreement within
180 days of final approval or the approval is rendered invalid.
4 . All representations made by the applicant regarding this
amendment shall be adhered to during any development.
5. The applicant shall insure that the cul-de-sac is not
encroached upon by parked vehicles.
6. A 14 foot access shall be provided for Parks and Golf and an
18" PVC irrigation pipe (schedule 40 rates) shall be installed to
protect the irrigation ditch.
RECOMMENDED MOTION: "I move to approve the amendments to the
Truscott Place final PUD development plan as represented by the
applicant with the conditions as set forth in Planning Office memo
8
dated May 4, 1993 . "
ATTACHMENTS:
A. Existing PUD site plan
B. Amended Site Plans (full set of plans)
9
ASPEN/PITKIN PLANNING OFFICE
130 South Galena Street
Aspen, Colorado 81611
Phone 920-5090 FAX 920-5197
MEMORANDUM
TO: City Engineer
Aspen Fire Protection District
FROM: Leslie Lamont, Planning Office
RE: Truscott Place Amendment to Final PUD and Final Plat, and Special Review
for Parking
DATE: April 27, 1993
Attached for your review and comments is an application submitted by the Aspen/Pitkin
Housing Office.
Please return your comments to me as soon as possible.
Thank you.
PUBLIC NOTICE
RE: TRUSCOTT PLACE AMENDMENT TO FINAL PLANNED . UNIT DEVELOPMENT/
FINAL PLAT, AND • SPECIAL REVIEW FOR PARKING AND DIMENSIONAL
REQUIREMENTS
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, May 4, 1993 at a meeting to begin at 4 : 30. pm before the
Aspen 'Planning. and Zoning Commission, 2nd Floor Meeting Room, 130
South Galena Street, Aspen, Colorado to consider an application
submitted by the Aspen/Pitkin Housing Authority, 530 E. Main
Street, Aspen, CO. The applicants are requesting an amendment to
the Final PUD and Final Plat and Special Review approval for 10
additional off-street parking spaces, 1, 325 additional square feet
of floor area for enclosed .exterior storage units, replacement of
open railings with solid railings on the outside decks, and
covering of the dumpsters. Truscott Place is located at 39551
Highway 82, Lot 2 , Aspen Golf Course Subdivision, Aspen, CO. For
further information, contact Leslie Lamont at the Aspen/Pitkin
Planning Office, 130 S. Galena ST. , Aspen, CO 920-5101
s/Jasmine Tygre, Chairman •
Aspen Planning and Zoning Commission
Published in The Aspen Times on April 16, 1993 . -
City of Aspen Account.
•
I
TRUSCOTT PLACE
AMENDMENT TO FINAL PUD/PLAT
April 9, 1993
APPLICANT:
Aspen/Pitkin County Housing Authority
ARCHITECT:
Michael Gassman
ENGINEERING:
BANNER ASSOCIATES, INC.
i
TRUSCOTT PLACE AMENDMENT
FINAL PUD/FINAL PLAT
TABLE OF CONTENTS
PAGE
I. INTRODUCTION 1
II. AMENDMENT OF PUD DEVELOPMENT (SECTION 7-907(B) 2
III. PLANNED UNIT DEVELOPMENT (SECTION 7-903) 3
IV. FINAL DEVELOPMENT PLAN (SECTION 7-903(C)(2) 9
V. SPECIAL REVIEW (SECTION 7-404)(A)(1)(2)
AND 704-4(B)(2) 14
VI. EXHIBITS. 18
1. Application Form.
2. Letter of Authorization/Disclosure of Ownership.
3. Adjacent Ownership Certificate.
4. Stewart Title Company Certificate of Errors and Omissions.
5. Banner Associates Letter dated April 3, 1993.
6. Bill Efting Letter dated April 6, 1993.
MAPPING:
1. Amended Truscott Place Final Plat, Sheet 1
2. Architectural Site Plan and Vicinity Map, Sheet 2
3. Building Plan and Elevation, Sheet 3.
T J
I . INTRODUCTION.
The Aspen/Pitkin County Housing Authority (hereinafter referred
to as the "Applicant") proposes to amend a portion of the final
development plan and final plat for the Truscott Place project
approved in 1989 . This proposed amendment is to provide
additional amenities for the residents of the 100 Building (the
old Red Roof Inn) .
Specifically, this application is for the addition of fifty
exterior storage spaces or one for each unit, ten additional
parking spaces located on the perimeter of the existing
turnaround area, replacing the open railing with a solid railing
for the outside deck area for each unit and covering the trash
dumpsters.
The Applicant is required to address Section 7-907 (B) Amendment
of PUD Development Order, Section 7-903 Planned Unit Development
Approval, Section 7-903 (C) (2) Final Development Plan and Special
Review for dimensional uses and off-street parking pursuant to
Section 7-404 (A) (1) (2) and 7-404 (B) (2) .
The subject parcel is zoned Public and is identified as Lot 2 ,
The Aspen Golf Course Subdivision.
While the Applicant has attempted to address all relevant
provisions of the Municipal Land Use Regulations, and to provide
1
sufficient information to enable a thorough evaluation' of this
application, questions may arise which result in the planning
staff ' s request for additional information and/or clarification.
The Applicant will be pleased to provide such information as may
be required.
II. AMENDMENT OF PUD DEVELOPMENT ORDER (SECTION 7-907 (B) ._
Any other amendment (insubstantial) shall be approved pursuant to
the terms and procedures of the final development plan, provided
that the proposed change is consistent with or an enhancement of
the approved final development plan. If the proposed change is
not consistent with the approved final development plan, the
amendment shall be subject to both conceptual and final
development plan review and approval.
During the review of the proposed amendment, the commission and
city council may require such conditions of approval as are
necessary to insure that the development will be compatible with
current community conditions. This shall include, but not be
limited to, applying to the portions of the development which
have not obtained building permits or are proposed to be amended,
any new community policies or regulations which have been
implemented since the original approval, or taking into
consideration changing community circumstances as they affect the
project' s original representations and commitments.
The proposed amendment to the previous approvals in 1989 for
Truscott Place represents an enhancement to the approved final
development plan. The addition of fifty exterior storage units,
facing of the outside decks for privacy of the tenants, the
addition of ten parking spaces and the covering of the dumpster
area will promote improved quality of life for all Truscott Place
tenants. These additional amenities are compatible with the
existing Truscott Place approvals and do not affect the original
project ' s representation and commitments to it ' s residents.
2
III. PLANNED UNIT DEVELOPMENT APPROVAL (SECTION 7-903 .
REVIEW STANDARDS. A development Application for PUD shall
comply with the following review standards.
1. General Requirements.
a. The proposed development shall be consistent with
the Aspen Area Comprehensive Plan.
Since the Truscott Place project is 100% affordable
housing, it is in complete compliance with the Housing
Action Plan of the Aspen Area Comprehensive Plan.
b. The proposed development shall be consistent with
the character of existing land uses in surrounding
areas.
The existing uses are the Aspen Golf Course and
accessory uses and the forty-six affordable housing
Truscott Place apartments thereby demonstrating
consistency with surrounding uses. This was also
decided at the time of the original approvals.
c. The proposed development shall not adversely
affect the future development of the surrounding area.
The surrounding area is the Aspen Golf Course to the
northern, eastern and western portions and Highway 82
to the south.
d. Final approval shall only be granted to the
development to the extent to which GMQS allotments are
obtained by the applicant.
3
t f
Truscott Place is a 100% affordable housing project and
is therefore exempt.
2 . Land Uses. The land uses permitted shall be those
of the underlying Zone District. Detached residential units
may be authorized to be clustered in a zero lot line or row
house configuration, but multi-family dwelling units shall
be only allowed when permitted by the underlying Zone
Districts.
The underlying zone district is Public. Truscott Place was
rezoned in 1989 from Golf Course Support to the Public (PUB)
zone. Affordable housing is a conditional use which was
reviewed and approved by City Council at that time.
3 . Dimensional Requirements The dimensional
requirements shall be those of the underlying Zone District,
provided that variations may be permitted in the following:
All dimensional requirements were previously approved with
the development of the Truscott Place apartments in 1989 .
However, the applicant requests approval for the addition of
1, 325 square feet of floor area ratio with the addition of
the fifty storage units. The proposed total floor area for
Building 100 is 30, 781 set by Special Review.
4 . Off-street Parking. The number of off-street parking
spaces may be varied from that required in the underlying
Zone District based on the following considerations.
The underlying zone district is Public which requires
parking set by Special Review. The previous approvals
4
granted in 1989 provided 86 parking spaces for the existing
96 housing units. The Truscott Place affordable housing
project was designed and approved as an auto disincentive
project and has been in existence as such for the past three
years. The property management provided by the applicant
for the Truscott Place project has determined that the
residents of this community require additional parking to
improve livability. After several years of management
experience it is the applicant's opinion that auto
disincentives can work; however, one parking space per unit
seems to be a minimum given our experience at Truscott
Place.
Based on the historic needs of the residents, the applicant
requests the addition of ten parking spaces to be located to
the perimeter of the existing turnaround area (see
Architectural Site Development Plan and Vicinity Map,
Mapping Sheet 1) . In reviewing this request, the City will
need to re-align the present egress from the golf course.
This request is discussed more specifically in Section V. of
this application.
a. The probable number of cars used by those using
the proposed development.
Many households have more than one car and all of our
households at Truscott Place have at least one car.
5
r !
b. The parking needs of any non-residential uses.
Not applicable.
c. The varying time periods of use, whenever joint
use of common parking is proposed.
Not applicable.
d. The availability of public transit and other
transportation facilities, including those for
pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed
development.
Roaring Fork Transit Agency (RFTA) bus service is
available directly adjacent to the entrance of the golf
course facility. The Aspen School District provides
bus transportation to the school-age children of
Truscott Place. Children are retrieved and dropped off
within the golf course parking lot and therefor are not
required to cross Highway 82 . The Golf Course parking
lot has 10 spaces reserved for Truscott Place parking.
The City' s bike path system connects Truscott Place
with downtown Aspen.
e. The proximity of the proposed development to the
commercial core or public recreational facilities in
the City.
6
Truscott Place is located on the perimeter of the Aspen
Golf Course, is adjacent to a soccer and baseball field
and is within bicycling or walking distance of the
James E. Moore Pool. Additionally, the AABC
pedestrian pathway is directly accessible from this
project to the commercial core.
5. Open Space. The open space requirement shall be that
of the underlying Zone District. However, a variation in
minimum open space may be permitted if such variation would
not be detrimental to the character of the proposed Planned
Unit Development (PUD) , and if the proposed development
shall include open space for the mutual benefit of all
development in the proposed Planned Unit Development (PUD)
through a common park or recreation area. An area may be
approved as a common park or recreation area if it;
The open space/recreation area provided for existing
residents remains unchanged from that approved at Final
Development for Truscott Place.
6 . Landscape Plan. There shall be approved as part of
the Final Development Plan a landscape plan, which exhibits
a well designed treatment of exterior spaces. It shall
provide an ample quantity and variety of ornamental plant
species that are regarded as suitable for the Aspen area
climate.
Not applicable. No changes to the landscaping approved with
the previous final development plan are proposed. All
previously approved landscaping has been installed.
Additionally, many of the tenants have added wildflowers and
7
other plants to the landscape.
7 . Architectural Site Plan. There shall be approved as
part of the Final Development Plan an architectural site
plan, which ensures architectural consistency in the
proposed development, architectural character, building
design, and the preservation of the visual character of the
City. It is not the purpose of this review that control of
architectural character be so rigidly enforced that
individuals initiative is stifled in the design of a
particular building, or substantial additional expense is
required . Architectural character is based upon the
suitability of a building for its purposes, upon the
appropriate use of materials, and upon the principles of
harmony and proportion of the building with each other and
surrounding land uses. Building design should minimize the
preservation of existing vegetation, as well as enhance
drainage and reduce soil erosion.
See Architectural Site Plan and Vicinity Map, Mapping Sheet
2 .
8 . Lighting. All lighting shall be arranged so as to
prevent direct glare or hazardous interference of any kind
to adjoining streets or lands.
See Architectural Site Plan and Vicinity Map, Mapping Sheet
2 .
9 . Public Facilities. The proposed development shall
be designed so that adequate public facilities will be
available to accommodate the proposed development at the
time development is constructed, and that there will be no
net public cost for the provision of these public
facilities. Further, building shall not be arranged such
that any structure is inaccessible to emergency vehicles.
8
See Exhibit 5, letter from Banner Associates, Inc. dated
April 3 , 1993 , stipulating no additional public uses or
facilities are warranted for this minor proposal .
10. Traffic and Public Circulation.
As required and previously approved, every dwelling unit has
access to a public street (Highway 82) directly through the
approved private driveway. Principal vehicular access
points were approved and designed to permit smooth traffic
flow with controlled turning movement and minimum hazards to
vehicular or pedestrian traffic.
III. FINAL DEVELOPMENT PLAN (SECTION 7-903 (C) (2)
a. Contents of Application. The contents of the
Development Application for a Final Development Plan
shall include the following.
(1) The general application information required
in Common Procedures, Section 6-202 .
a. Applicant' s name, address and telephone
number contained within a letter signed
by the applicant stating the name,
address, and telephone number of the
representative authorized to act on
behalf of the applicant.
See Letter of Authorization to
Represent/Disclosure of Ownership,
Exhibit 2.
b. The street address and legal description
9
of the parcel on which the development
is proposed to occur.
See Stewart Title Company Adjacent
Ownership Certificate, Exhibit 3 .
c. A disclosure of ownership for the parcel
on which the development is proposed to
occur, consisting of a current
certificate from a title insurance
company, or attorney licensed to
practice in the State of Colorado,
listing the names of all owners of the
property, and all mortgages, judgements,
liens, easements, contracts and
agreements affecting the parcel, and
demonstrating the owner' s right to apply
for the Development Application.
See Letter of Authorization/Disclosure
of Ownership, Exhibit 2 .
d. An 8 1/2" X 11 1/2" vicinity map
locating the subject parcel within the
City of Aspen.
See Architectural Site Plan and Vicinity
Map, Mapping Sheet 2 .
(2) A detailed plan of the proposed development
which includes but is not limited to proposed
land uses, densities, natural features,
internal traffic circulation plans, and off-
street parking, and open space areas. The
plan shall be of sufficient detail to enable
evaluation of the design features of the
proposed development. It shall show the
location and floor areas of all existing and
proposed buildings and other improvements
including their height, dwelling unit types,
10
and all non-residential facilities.
See Architectural Site Plan and Vicinity Map,
Mapping Sheet 2 .
(3) A statement specifying how the development
complies with the dimensional and off-street
parking requirements of the underlying Zone
District on the parcel proposed for
development, and a specific listing of
variations requested from these requirements.
Special Review is presented later in this
application to address off-street parking and
dimensional requirements for the Public Zone.
(4) A statement specifying the public facilities
that will be needed to accommodate the
proposed development, and what specific
assurances will be made to ensure the public
facilities will be available to accommodate
the proposed development.
Not applicable.
(5) A statement outlining a development schedule
specifying the date of construction is
proposed to be initiated and completed, and
proposed public facilities the developer is
proposing to construct, and the phasing and
construction of the proposed public
facilities.
The proposed development is anticipated to
begin in early June 1993 immediately
following council approvals. It is in the
best interest of the applicant to expedite
11
planning approvals as soon as possible as
contractors are on-site and able to perform
construction immediately.
(6) A statement of the reasonable conformance of
the Final Development Plan to the approval
granted to the Conceptual Development Plan.
This application conforms completely with the
previously approved Final Development Plan
for the provision of affordable housing and
in addressing the livability aspects for such
housing.
(7) Preliminary elevations and drawings of
proposed public facilities that are to be
placed on the parcel proposed for
development, if applicable.
Not applicable.
(8) An architectural sketch indicating floor
plans and exterior elevations of any
buildings or other structures proposed for
development.
See Architectural Site Plan and Vicinity Map,
Mapping Sheet 2 .
12
(9) A landscape plan indicating the treatment of
exterior spaces in the proposed development.
The landscape plan should show
(a) The extent and location of all plant
materials and other landscape features;
(b) Flower and shrub definition;
(c) Proposed plant material at mature sizes
and in appropriate relation to scale;
(d) Species and size of existing plant
material;
(e) Proposed treatment of all ground
surfaces (e.g. paving, turf, and
gravel) .
(f) Location of water outlets; and
(g) A plant material schedule with common
and botanical names, sizes, quantities
and method of transplant;
Not applicable. There has been no change
proposed to the previously approved Final
Development Landscape Plan.
(10) A topographical map prepared by a registered
land surveyor, registered landscape architect
or registered engineer identifying the areas
on the parcel proposed for development where
slopes are:
(a) Between zero (0%) and twenty (20%)
percent;
(b) Between twenty-one (21%) and thirty
(30%) percent;
(c) Between thirty-one (31%) and forty (40%)
percent;
(d) In excess of forty (40%) percent.
13
Not applicable.
(11) An open space plan, and if applicable, a
legal instrument or instruments setting forth
a plan providing for the permanent care and
maintenance of open spaces, recreational
areas and communally- owned facilities and
private streets. If the common open space is
proposed to be deeded to a homeowner' s
association, the proposed documents governing
the association shall also be submitted.
Such documents shall meet the following
requirements: (a) The homeowners'
association must be established before any
residences are sold. (b) Membership in
the association must be mandatory for each
residence owner. (c) Open space
restrictions must be permanent and not for a
period of years. (d) The homeowners'
association must be made responsible for
liability insurance, taxes and maintenance or
recreational and other facilities. (e) The
association must have the power to levy
assessments which can become a lien on
individual premises for the purpose of paying
the cost of operating and maintaining common
facilities. (f) The governing board of
any such association shall consist of at east
five (5) members who shall be owners of
property in the Planned Unit Development
(PUD) .
Not applicable. The affordable housing
approved for this location is rental .
(12) A plat which depicts the applicable
information required by Section 7-1004
(D) (1) (A) (3) and (D) (2) (a) .
See Amended Truscott Place Final Plat,
Mapping Sheet 1.
14
V. SPECIAL REVIEW (SECTION 7-404 (A) (1) (2) and (B) (2) .
The proposed development is located in the Public zone mandated
by special review for off-street parking and dimensional
requirements. The purpose of special review is to ensure site
specific review of dimensional requirements (Article 5, Division
2) and off-street parking spaces (Article 5, Division 2 and 3) .
The applicant requests Special review approval for the addition
of 1, 325 square feet of floor area and the addition of 10 off-
street parking requirements. The addition of 1, 325 square feet
of floor area are accounted for by the addition of individual,
exterior storage units for the residents in Building 100.
REVIEW STANDARDS:
7-404 (A) . Dimensional requirements. When the dimensional
requirements of a proposed development are subject to special
review, the development application shall only be approved if the
following conditions are met.
1. The mass, height, density, configuration, amount of open
space, landscaping and setbacks of the proposed development
are designed in a manner which is compatible with or
enhances the character of surrounding land uses and is
consistent with the purposes of the underlying zone
district.
The request for the additional 1, 325 square feet of floor
area for enclosed exterior storage is compatible with the
surrounding land uses and will enhance the livability of
these 360 sf studio units.
2 . The applicant demonstrates that the proposed development
15
will not have adverse impacts on surrounding uses or will
mitigate these impacts, including but not limited to the
effects of shading, excess traffic, availability of parking
in the neighborhood or blocking of a designated view plane.
There will be no adverse impacts on the surrounding uses
with the approval of the enclosed exterior storage space.
7-404 (B) . Off-street parking requirements. Whenever the
off-street parking requirements of a proposed development are
subject to establishment or reduction by special review, the
development application shall only be approved if the following
conditions are met.
2 . In all other zone districts where the off-street parking
requirements are subject to establishment or reduction by
special review, the applicant shall demonstrate that the
parking needs of the residents, guests and employees of the
project have been met, taking into account potential uses of
the parcel, its proximity to mass transit routes and the
downtown area, and any special services, such as vans,
provided for residents, guests and employees.
The applicant has provided property management services for the
Truscott Place affordable housing community since 1990 . During
that period of time, it has been determined that the previously
approved final development parking plan did not provide adequate
parking for the residents. At this time, it is the desire of the
applicant to provide the additional ten on-site parking spaces
and to continue to use the 10 guest parking spaces located in the
golf course parking lot to provide its residents and guests with
the parking space needed and required for every day use. It is
the applicant' s opinion auto disincentive parking plans can work
if there is a minimum of 1 parking space/unit on-site. The 10
additional spaces will make the management of this facility less
16
difficult.
Bill Efting; Assistant City Manager, has provided documentation
that the proposed additional parking can be provided in the
location shown on the Architectural Site Plan and Vicinity Map
(Mapping Sheet 3) without any impacts to the city given Council
approval (see Exhibit 6) . In consideration of the proposed
additional parking, it will be necessary to re-align the existing
egress form the golf course to the proposed location as shown.
17
LAND USE-7LICATION FORM EXHIBIT 1
1) Project Name / /.1 C(1/) Tr / LA C
2) Project Location 3`/ 3 /
lcY/ 6
(indicate street lot & block number, legal description where
approp te)
3) Present Zoning ' L( L-I C 4) Lot Size /`7 7 O()(-)
5) Applicant's Name, Address & Pnone # ? r/r n,U n l
6) Representative's Name, Aaa_„xs & Ptcne ,r
A-s 71--RpYC
7) Type of Application (please check all that apply) :
Conditional Use Conceptual SPA Conceptual Historic.Dev.
Special Review Final SPA • Final Historic Dev.
- 8040 C>reenline Conceptual*PUD Minor Historic rev_
Stream Margin I` Final PCJD Historic Demolition
Mountain View Plane Subdivision Historic c Designation
C and mi ni1nni aatlon Text/Map ntrmrrt- G'IZIIS Allotment
Lot Split/Lot Line QS Exemption
d j us''are1Tt
8) Description of Existing ng Uses (number and type of existing structures; .
approximate sq. ft_
• number of bed; any previous approvals granted to the.
Pte')
�I nttT3ct I-fz;v3iNC t Q ir; . /NffZ ,ZJVA S-
Gg• 7\ 7-L- 141 iqg5 .
9) Description of Development Application
CN T7 rte )\ I `r'v N PLAT ►a L -t L( to l e_cu_Q t
Cg. STb t2 A-G E S2fc-C.t'S , / 0 4 t]D T 1 l`. N.) - P 12(C( �-j
P C �� CGVl ( o I= TU v i TX12 iteE c i .ti 17 C%ti'6 6
Dec
10) Have you attached the following?
Y Rye to Attachment 2, Minimum Submission Contents
X
Response to Ault 3, Specific Subtaissicn Counts
-/ Response to Attachment 4, Review Standards for Your Application
•
EXHIBIT 2
•
•
•
THE CITY OF ASPEN
OFFICE.OF THE CITY ATTORNEY
March 22 , 1993
•
•
Mr. Tom Baker
Director, Housing Office
Re: Truscott- Place
Dear Tom:
•
This is to confirm that the property commonly referred to as •
• Truscott Place located at 39551 State Highway 82. is .owned in fee
by the City of Aspen.'
This is to also confirm that the Aspen/Pitkin Housing Office is
authorized to process a development application with all requi-
site governmental authorities to complete certain improvements at
Truscott Place. •
Very truly yours,
•
Edward M. Caswall
City Attorney
EMC/mc
jc322 . 1
•
•
•
•
•
•
130 SOUTH GALENA STREET • ASPEN,COLORADO 81611 • PHONE 303.920.5055 • FAX 303.920.5119
Prm..i to recycled paper
EXHIBIT 3
Order No. A93-011
ADJACENT OWNERSHIP CERTIFICATE
ASPEN TITLE CORPORATION, a corporation organized and existing under and by
virtue of the laws of the State of Colorado,
HEREBY CERTIFIES
That is has made a careful and diligent search of the records in the office
of the Clerk and Recorder for Pitkin County, Colorado, and has determined that
those persons , firms or entities set forth on the Exhibit B attached hereto
and by this reference incorporated herein and made a part hereof, reflect the
apparent owners of lots , tracts, parcels and condominium units lying within
300 feet of the following described real property situate , lying and being in
the County of Pitkin State of Colorado , to-wit:
See Exhibit A attached hereto and made a part hereof.
This Certificate has been prepared for the use and benefit of the above
named applicant and the City or Town of in the County of Pitkin,
State of Colorado. THE LIABILITY OF THE COMPANY HEREUNDER IS EXPRESSLY LIMITED
TO THE AMOUNT OF THE FEE PAID FOR THIS CERTIFICATE PLUS $250.00
DATE: April 5, 1993
ASPEN TITLE CORPORATION, a
Colorado corporation
By:
Lynn M. Dycio, VITT—President
1
"EXHIBIT A"
A Parcel of land located in Section 11, Township 10 South, Range 84 West
of the Sixth Principle Meredian. Said parcel is more fully described as follows:
S56°25'E, 580.41 feet; Thence
S33°32'W, 275 feet; Thence
N56°28'W, 288.95 feet; Thence
N86°34'W 95.97 feet; Thence
N71°30'50"W, 42.00 feet; Thence
N54°32'45"W. 53.90 feet; Thence
N38°44'15"W 39.95 feet; Thence
N27°36'40"W, 54.75; Thence
N33°32'E, 18.63 feet, Thence
N56°28'W, 28.00 feet; Thence
N33°32'E, 275.00 to the point of beginning enclosing an area of 3.906 acres.
Pitkin County, Colorado
"EXHIBIT B"
CITY OF ASPEN
130 SOUTH GALENA
ASPEN, COLORADO 81611
• EXHIBIT 4
STEWART TITLE OF ASPEN, INC.
PREPARED FOR: CITY OF ASPEN ORDER NO. 19955
HEREBY CERTIFIES from a search of the books in this office that
the owner of:
Lot 2 , THE ASPEN GOLF COURSE SUBDIVISION, according to the
Plat thereof recorded in Plat Book 17 at Page 34.
Situated in the County of Pitkin, State of Colorado, appears to
be vested in the name of:
THE CITY OF ASPEN
and that the above described property appears to be subject to
the following:
A Deed of Trust dated December 5, 1986, executed by City of
Aspen, to the Public Trustee of Pitkin County, to secure an
indebtedness of $100, 000. 00, in favor of Red Roof Inns, Inc. ,
recorded December 5, 1986 in Book 524 at Page 310 as Reception
No. 283835.
Financing Statement from City of Aspen, debtor(s) , to Red Roof
Inns, Inc. , secured party, recorded December 5, 1986 in Book 524
at Page 522 as Reception No. 283836, Filing No. 10417, giving
notice of a security interest pursuant to the Uniform Commercial
Code.
EXCEPT all easements, right-of-ways, restrictions and
reservations of record.
EXCEPT any and all unpaid taxes and assessments.
This report does not reflect any of the following matters:
1) Bankruptcies which, from date of adjudication of the most
recent bankruptcies, antedate the report by more than fourteen
(14) years.
2) Suits and judgments which, from date of entry, antedate the
report by more than seven (7) years or until the governing
statute of limitations has expired, whichever is the longer
period.
3) Unpaid tax liens which, from date of payment, antedate the
report by more than seven (7) years.
Although we believe the facts stated are true, this Certificate
is not to be construed as an abstract of title, nor an opinion
of title, nor a guaranty of title, and it is understood and
agreed that Stewart Title of Aspen, Inc. , neither assumes, nor
-1-
" Cdhtinuation Page
will be charged with any financial obligation or liability
whatever on any statement contained herein.
Dated at Aspen, Colorado, this 31st day of March A.D. 1993 at
8: 00 A.M.
STEWART TITLE OF ASPEN, INC
BY / �T. YZ-1 6ttlo.d/
Aut rized Signature
-2-
tAhJbll 3
BANNER
•
CONSULTING ENGINEERS E. ARCHITECTS
BANNER ASSOCIATES, INC.
April 3, 1993 Grand 8 2777 Crossroads Boulevard
Junction,Colorado 81506
(303)243-2242
FAX(303)243-3810
65 East Main,Suite
Yvonne Gassman Aspen,Colorado 816116
c/o Aspen/Pitkin Housing Authority (303)925-5857
530 E. Main St., Lower Level
Aspen, Colorado 81611
RE: TRUSCOTT PLACE AMENDMENT
Dear Yvonne:
This letter is written to confirm our previous conversation regarding the existence
of utility service to the subject project. As a part of the development of the Truscott Place
Addition there were utility improvements made to the existing property to provide sufficient
service for the units constructed as well as the existing facilities. These improvements
consisted of waterline improvements, sanitary sewer improvements, drainage improvements
and reconfiguration of the private utility service to the buildings. Each of the extensions
and modifications were coordinated with the appropriate utility department and the
construction was performed in accordance with their individual requirements and
specifications.
Based upon my understanding of the proposed amendment to the project I believe
that there are no significant impacts or additional loads on these utility systems that would
warrant any further improvements to the property. The existing services to the property
provide sufficient capacity to accommodate the minor changes that this amendment
considers.
Please feel free to contact me with any further questions or comments regarding
these issues.
Sincerely,
Robert E. Daniel, Jr., P.E.
Aspen Projects Director
BANNER ASSOCIATES, INC.
red\red
e:\wp51\doc\9001\trusc.amm
•
r . ♦ - EXHIBIT .6
THE CITY OF ASPEN •
To: Tom Baker, Housing Director
From: • Bill Efting, Asst. City Manager
Date: April 7, 1993
Re: Truscott Place Parking
This morning I reviewed the proposed parking additions at Trus•cott
with Michael Gassman. At this time, I don't have any major
problems with this request. I do have several concerns:
1. The irrigation ditch will have to be culverted and done so that
the irrigation water to the golf course is not shut off for an
extensive period of time.
.2 . A privacy fence may be considered to seperate the golf
maintenance area from the housing parking.
If this project can be done without hindering the golf course -
watering schedule, I have no objections. The actual permission for
the use of the right-of-way will be up to City Council.
•
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•
130 SOUTH GALENA STREET • ASPEN,COLORADO 81611 • PHONE 303.920.5000 • Fnx 303.920.5197
Farm.,mledp.,pnr